H o. m e. R e p o. r t. Aros Cottage Banavie Fort William PH33 7LY. Inspected on: 21 st May 2018

Transcription

1 H o Aros Cottage Banavie Fort William PH33 7LY m e R e p o Inspected on: 21 st May 2018 r t Prepared by: Samuel & Partners First Surveyors Scotland 44 High Street FORT WILLIAM PH33 6AH Ref: 462/18/88

2 H o m e R e p o r t 1. Property Questionnaire 2. Single Survey 3. Mortgage Valuation 4. Energy Report I n d e x Ref: 462/18/88

3 Property Questionnaire PROPERTY ADDRESS: Aros Cottage Banavie Fort William PH33 7LY SELLER(S): Malcolm & Barbara Duffy COMPLETION DATE OF PROPERTY QUESTIONNAIRE: Ref: 462/18/88

4 PROPERTY QUESTIONNAIRE Information to be given to prospective buyer(s) 1. Length of ownership How long have you owned the property? 4 years 2 months 2. Council Tax Which Council Tax band is your property in? 3. Parking A B C D E F G H What are the arrangements for parking at your property? (Please indicate all that apply) Garage Allocated parking space Driveway Shared parking On street Resident permit Metered parking Other (please specify): 4. Conservation Area Is your property in a designated Conservation Area (i.e. an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance)? 5. Listed Buildings Is your property a Listed Building, or contained within one (i.e. a building recognised and approved as being of special architectural or historical interest)? 6. Alterations / additions / extensions a. (i) During your time in the property, have you carried out any structural alterations, additions or extensions (for example, provision of an extra bath/shower room, toilet, or bedroom)? If you have answered yes, please describe the changes which you have made: Added an extension to kitchen area and knocked a double door into the previous flat area. Removed the kitchen area. (ii) Did you obtain planning permission, building warrant, completion certificate and other consents for this work? Yes Yes Ref: 462/18/88

5 If you have answered yes, the relevant documents will be needed by the purchaser and you should give them to your solicitor as soon as possible for checking. If you do not have the documents yourself, please note below who has these documents and your solicitor or estate agent can arrange to obtain them. b. Have you had replacement windows, doors, patio doors or double glazing installed in your property? If you have answered yes, please answer the three questions below: Replaced double door at rear, new windows and doors in kitchen (i) Were the replacements the same shape and type as the ones you replaced? (ii) Did this work involve any changes to the window or door openings? (iii) Please describe the changes made to the windows, doors, or patio doors (with approximate dates when the work was completed): Completely new windows and doors in kitchen area, rear doors and internal double doors. Completed Please give any guarantees which you received for this work to your solicitor or estate agent. 7. Central heating a. Is there a central heating system in your property? (te: a partial central heating system is one which does not heat all the main rooms of the property the main living room, the bedroom(s), the hall and the bathroom). If you have answered yes/partial what kind of central heating is there? Oil fired. Wood stove (6 kw) (Examples: gas-fired, solid fuel, electric storage heating, gas warm air.) If you have answered yes, please answer the 3 questions below: Yes Yes Yes Yes b. When was your central heating system or partial central heating system installed? 2008 c. Do you have a maintenance contract for the central heating system? If you have answered yes, please give details of the company with which you have a maintenance agreement: d. When was your maintenance agreement last renewed? (Please provide the month and year). 8. Energy Performance Certificate Does your property have an Energy Performance Certificate which is less than 10 years old? 9. Issues that may have affected your property a. Has there been any storm, flood, fire or other structural damage to your property while you have owned it? Yes Ref: 462/18/88

6 If you have answered yes, is the damage the subject of any outstanding insurance claim? b. Are you aware of the existence of asbestos in your property? If you have answered yes, please give details: 10. Services a. Please tick which services are connected to your property and give details of the supplier: Services Connected Supplier Gas / liquid petroleum gas Water mains / private water supply Electricity Mains drainage Telephone Cable TV / satellite Broadband SSE EE Sky EE b. Is there a septic tank system at your property? If you have answered yes, please answer the two questions below: c. Do you have appropriate consents for the discharge from your septic tank? d. Do you have a maintenance contract for your septic tank? If you have answered yes, please give details of the company with which you have a maintenance contract: 11. Responsibilities for Shared or Common Areas a. Are you aware of any responsibility to contribute to the cost of anything used jointly, such as the repair of a shared drive, private road, boundary, or garden area? If you have answered yes, please give details: b. Is there a responsibility to contribute to repair and maintenance of the roof, common stairwell or other common areas? If you have answered yes, please give details: Ref: 462/18/88

7 c. Has there been any major repair or replacement of any part of the roof during the time you have owned the property? d. Do you have the right to walk over any of your neighbours property - for example to put out your rubbish bin or to maintain your boundaries? If you have answered yes, please give details: e. As far as you are aware, do any of your neighbours have the right to walk over your property, for example to put out their rubbish bin or to maintain their boundaries? If you have answered yes, please give details: f. As far as you are aware, is there a Public Right of Way across any part of your property? (A Public Right of Way is a way over which the public has a right to pass, whether or not the land is privatelyowned.) If you have answered yes, please give details: 12. Charges associated with your property a. Is there a factor or property manager for your property? If you have answered yes, please provide the name and address and give details of any deposit held and approximate charges: b. Is there a common buildings insurance policy? If you have answered yes, is the cost of the insurance included in your monthly/annual factor s charges? c. Please give details of any other charges you have to pay on a regular basis for the upkeep of common areas or repair works, e.g. to a Residents Association, or maintenance or stair fund. 13. Specialist Works a. As far as you are aware, has treatment of dry rot, wet rot, damp or any other specialist work ever been carried out to your property? If you have answered yes, please say what the repairs were for, whether you carried out the repairs (and when) or if they were done before you bought the property b. As far as you are aware, has any preventative work for dry rot, wet rot, or damp ever been carried out to your property? If you have answered yes, please give details Ref: 462/18/88

8 c. If you have answered yes to 13(a) or (b), do you have any guarantees relating to this work? If you have answered yes, these guarantees will be needed by the purchaser and should be given to your solicitor as soon as possible for checking. If you do not have them yourself please write below who has these documents and your solicitor or estate agent will arrange for them to be obtained. You will also need to provide a description of the work carried out. This may be shown in the original estimate. Guarantees are held by: 14. Guarantees a. Are there any guarantees or warranties for any of the following: (i) Electrical work Yes Don t Know With title deeds (ii) Roofing Yes Don t With title deeds Know (iii) Central heating Yes Don t With title deeds know (iv) NHBC Yes Don t With title deeds know (v) Damp course Yes Don t With title deeds know (vi) Any other work or Yes Don t With title deeds installations? (e.g: cavity know wall insulation, underpinning, indemnity policy) Lost Lost Lost Lost Lost Lost b. If you have answered yes or with title deeds, please give details of the work or installations to which the guarantee(s) relate(s): c. Are there any outstanding claims under any of the guarantees listed above? If you have answered yes, please give details: 15. Boundaries So far as you are aware, has any boundary of your property been moved in the last 10 years? If you have answered yes, please give details: 16. tices that affect your property In the past 3 years have you ever received a notice: a. advising that the owner of a neighbouring property has made a planning application? b. that affects your property in some other way? c. that requires you to do any maintenance, repairs or improvements to your property? Ref: 462/18/88

9 If you have answered yes to any of a-c above, please give the notices to your solicitor or estate agent, including any notices which arrive at any time before the date of entry of the purchase of your property. Declaration by the seller(s)/or other authorised body or person(s): I / We confirm that the information in this form is true and correct to the best of my/our knowledge and belief. Signature(s) : M & B Duffy.... Date: Ref: 462/18/88

10 survey report on: Property address Aros Cottage Banavie Fort William PH33 7LY Customer Malcolm & Barbara Duffy Customer address Aros Cottage Banavie Fort William PH33 7LY Prepared by John Strachan MRICS Samuel & Partners - FS Scotland Date of Inspection 21 st May 2018 Ref: 462/18/88 [page 1 of 11]

11 1. Information and scope of inspection This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It also tells you about the extent of the inspection and highlights anything that the surveyor could not inspect. All references to visual inspection refer to an inspection from within the property without the need to move any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right are taken facing the front of the property. The inspection is carried out without causing damage to the building or its contents and without endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction. The presence or possible consequences of any site contamination will not be researched. Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc were not inspected or reported on. Description A detached dwelling house Accommodation Gross internal floor area (m 2 ) Neighbourhood and location Age Weather Chimney stacks Roofing including roof space Rainwater fittings Main walls Ground floor: entrance/open plan sitting and circulation space, kitchen diner, living room, 3 bedrooms, bathroom and a utility First floor: landing, 2 bedrooms (1 with en suite) and a bathroom 180 sq m The property is set on the outskirts of the town of Fort William in the private residential area of Banavie. All essential services, amenities and transport links are nearby. The original cottage was built around Extensions were added in 2002 and Overcast with light outbreaks of rain. The preceding weather was mixed. Visually inspected with the aid of binoculars where appropriate There is a masonry constructed chimney stack with rendered surfaces concrete cope and clay pots. There are lead flashings with the main roof. Sloping roofs were visually inspected with the aid of binoculars where appropriate Flat roofs were visually inspected from vantage points within the property and where safe and reasonable to do so from a 3 m ladder externally Roof spaces were visually inspected and were entered where there was safe and reasonable access, normally defined as being from a 3 m ladder within the property If this is not possible, then physical access to the roof space may be taken by other means if the Surveyor deems it safe and reasonable to do so The roof is pitched and clad in a natural slate. The ridge and hips are in a concrete tile. Valleys are in lead. There is a dormer window to the side with timber frame and clad construction under a pitched and slated roof. There are Velux roof lights. Flashings are in lead. Due to the nature of construction of the first floor accommodation the remaining roof spaces are limited. The roof is of joiner made construction with a softwood sarking board. Glass wool insulation is present. Visually inspected with the aid of binoculars where appropriate Upvc gutters and downpipes. Visually inspected with the aid of binoculars where appropriate Foundations and concealed parts were not exposed or inspected External walls to the original portion of the property appear to be in cavity brickwork construction. The outer finish is in a render. There is smooth render to the base course. The walls to the extension are in conventional modern timber frame cavity wall construction (2 walls with a narrow gap between). The outer wall is in a rendered blockwork. The inner timber frame wall is structural. Internal surfaces are lined in plasterboard or a plaster on the hard. Ref: 462/18/88 [page 2 of 11]

12 Windows, external doors and joinery External decorations Conservatories/porches Communal areas Garages and permanent outbuildings Outside areas and boundaries Ceilings Internal walls Floors including sub floors Internal joinery and kitchen fittings Chimney breasts and fireplaces Internal decorations Internal and external doors were opened and closed where keys were available Random windows were opened and closed where possible Doors and windows were not forced open Window units are in timber frame and casement with sealed double glazed panels. External doors are in timber. There are glazed French patio doors to the rear. Fascia, soffits and bargeboards are in timber. Visually inspected External woodwork is stained or painted. The walls have a masonry paint finish. Visually inspected ne Circulation areas visually inspected There is an unsealed drive to the side of the property accessing the garage to the rear. The drive is shared with adjoining properties. Visually inspected There is a detached single garage to the rear constructed in timber frame and clad walls under a pitched and bituminous corrugated roof. The floor is in concrete. Visually inspected There are gardens to the front, side and rear. These are a mix of flat surfaces covered in grass and planted sloping surfaces. There are various plants, shrubs and bushes. Masonry retaining walls to the rear and side. There is a paved drive/car parking area to the front. Surfaces around the house are in stone chip. Visually inspected from floor level Plasterboard lined throughout. Visually inspected from floor level Using a moisture meter, walls were randomly tested for dampness where considered appropriate Plastered masonry or timber frame with plasterboard linings. Wet wall to shower areas. Surfaces of exposed floors were visually inspected. carpets or floor coverings were lifted Sub-floor areas were inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted head and shoulders inspection at the access point Physical access to the sub floor area may be taken if the Surveyor deems it is safe and reasonable to do so, and subject to a minimum clearance of 1 m between the underside of floor joists and the solum as determined from the access hatch Floors are in suspended timber (boarded joists). These were fully covered and carpeted at the time of inspection. We did not view the sub floor space due to the lack of an accessible floor hatch. Built in cupboards were looked into but no stored items were moved Kitchen units were visually inspected excluding appliances Facings and skirtings are in timber. Internal doors are a mix of four panel, compressed and multi glazed. The stair is in timber construction in two flights with winders. Kitchen fittings comprise of a good quality range of joiner made base and wall units with a shaker style door, solid oak or granite worktop, Belfast sink and integrated electrical goods. Visually inspected testing of the flues or fittings were carried out The chimney breast is in a plasterboard. The fireplace recess to the sitting area houses a solid fuel stove. The fireplace to the middle bedroom has been retained as a feature. Visually inspected Ceilings and walls are mainly in emulsion paint on a plain plasterboard backing. There is wallpaper in places. Internal joinery is painted or stained. Ref: 462/18/88 [page 3 of 11]

13 Cellars Electricity Gas Water, plumbing, bathroom fittings Heating and hot water Drainage Fire, smoke and burglar alarms Any additional limits to inspection Visually inspected where there was a safe and purpose built access ne Accessible parts of the wiring were visually inspected without removing fittings. tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on Mains electricity supply. The meter and fuse board are located at high level within the utility cupboard. There is a separate fuse board to the rear extension. Accessible parts of the system were visually inspected without removing fittings. tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on ne Visual inspection of the accessible pipework, water tanks, cylinders and fittings without removing any insulation tests whatsoever were carried out to the system or appliances Mains water supply. Plumbing supplies where viewed are in copper, wastes are in plastic. Bathroom fittings are modern and comprise of ceramic wcs, ceramic wash hand basins, acrylic baths and a proprietary shower enclosure. Showers are provided by electric instantaneous units or thermostatic mixer valves. Accessible parts of the system were visually inspected apart from communal systems, which were not inspected tests whatsoever were carried out to the system or appliances Central heating is provided by an external oil fired boiler which heats steel radiators throughout the property. This is controlled by a programmer, thermostat and TRV s. There is a plastic oil storage tank to the front. Heating to the rear extension (built 2002) is by electric storage heaters. Hot water is heated and stored in a stainless steel cylinder. Drainage covers etc were not lifted Neither drains nor drainage systems were tested Drainage connects to the mains system. Visually inspected tests whatsoever were carried out to the system or appliances There are no fire or burglar alarms. There are smoke detectors in various places. For flats/maisonettes Only the subject flat and internal communal areas giving access to the flat were inspected If the roof space or underbuilding/basement is communal, reasonable and safe access is not always possible. If no inspection was possible, this will be stated. If no inspection was possible, the surveyor will assume that there are no defects that will have a material effect on the valuation The building containing the flat, including any external communal areas, was visually inspected only to the extent that the surveyor is able to give an opinion on the general condition and standard of maintenance We have not carried out an inspection for Japanese Knotweed or other invasive plant species and unless otherwise stated for the purpose of this report we have assumes that there is no Japenese Knotweed or other invasive plant species within the boundaries of the proeprty or in neighbouring properties. the identification of Japenese Knotweed or other invasive plant species should be made by a Specialst Contractor. As advised previously we were unable to view the sub floor space. Our inspection of the roof space was limited. Ref: 462/18/88 [page 4 of 11]

14 Ref: 462/18/88 [page 5 of 11]

15 2. Condition This section identifies problems and tells you about the urgency of any repairs by using one of the following three categories: Category 3 Category 2 Category 1 Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Repairs or replacement requiring future attention, but estimates are still advised. Structural movement Dampness, rot and infestation Chimney stacks Roofing including roof space Rainwater fittings immediate action or repair is needed. evidence of any significant cracking, current settlement and no conditions present to suggest the foundations are defective or inadequate evidence of any significant damp, rot or infestation in any areas inspected. There is traces of old wood boring insect infestation to roof void timbers. This did not look active at the time of inspection. There is evidence of damp to the timbers adjoining the chimney stack within the roof space, surfaces were dry at the time of inspection. evidence of any significant disrepair. It would appear the flashings have been coated in a proprietary sealant that has now weathered. As advised above old damp was noted to timbers adjoining the stack within the roof space. evidence of any significant disrepair. The roof to the original portion was re-slated when the rear extension was added. Some minor moss is beginning to collect in places. evidence of any significant disrepair. Main walls Windows, external doors and joinery External decorations evidence of any significant disrepair. We recorded small isolated areas of boss (debonded) areas of render to the original portion of the property. This is quite common for a property of this age. In time these may require repair. The joint to the junction of the extension and the original house on the right hand gable has been filled in mastic. evidence of any significant disrepair. There is some minor wear to the timber threshold to the utility door. The stain finish to the rear bargeboard and timber linings to the dormer are beginning to thin. The current owners have been repainting previously stained woodwork and this is still ongoing. Ref: 462/18/88 [page 6 of 11]

16 Conservatories/porches Repair category t applicable Communal areas evidence of any significant disrepair. Surfaces are uneven. Garages and permanent outbuildings evidence of any significant disrepair. Outside areas and boundaries Ceilings Internal walls Masonry retaining wall to the side is leaning. An area of paving to the drive has settled. A gate post is beginning to rot. Some landscaping ongoing to the rear. evidence of any significant disrepair. Some taping is cracked/blown in the rear bathroom. This can be made good at the next redecorations. evidence of any significant disrepair. Floors including sub-floors evidence of any significant disrepair having regard to the limits of our inspection Internal joinery and kitchen fittings evidence of any significant disrepair. Good quality kitchen fittings. Chimney breasts and fireplaces evidence of any significant disrepair. Internal decorations Cellars Repair category evidence of any significant wear. Some rooms may require redecorating once the house is cleared of all household goods, furniture, wall hangings, etc. t applicable Ref: 462/18/88 [page 7 of 11]

17 Electricity Gas Repair category Modern installation. It is assumed that an electrical test was carried out following the alterations and extension to the property in 2002 and It is good practice to test electrical installations to domestic properties on a 5 year cycle or upon an exchange of ownership. Covers have been removed to TV sockets to the living room. t applicable Water, plumbing and bathroom fittings Heating and hot water Drainage evidence of any significant disrepair. Plug missing to ground floor bathroom washbasin. It is good practice to service oil boilers on a regular basis. The cover to the storage heater to the living room is worn. evidence of any significant disrepair having regard to the limits of our inspection. Ref: 462/18/88 [page 8 of 11]

18 Set out below is a summary of the condition of the property which is provided for reference only. You should refer to the previous comments for detailed information. Structural movement 1 Category 3 Dampness, rot and infestation 1 Urgent repairs or replacement are Chimney stacks 1 needed now. Failure to deal with them may cause problems to other Roofing including roof space 1 parts of the property or cause a safety hazard. Estimates for repairs Rainwater fittings 1 or replacement are needed now. Main walls 1 Category 2 Windows, external doors and joinery 1 Repairs or replacement requiring External decorations 1 future attention, but estimates are still advised. Conservatories / porches N/a Category 1 Communal areas 1 immediate action or repair is Garages and permanent outbuildings 1 needed. Outside areas and boundaries 1 Ceilings 1 Internal walls 1 Floors including sub-floors 1 Internal joinery and kitchen fittings 1 Chimney breasts and fireplaces 1 Internal decorations 1 Cellars N/a Electricity 1 Gas N/a Water, plumbing and bathroom fittings 1 Heating and hot water 1 Drainage 1 Remember The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that relevant estimates and reports are obtained in your own name. Warning If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions where the effect can be considerable. Ref: 462/18/88 [page 9 of 11]

19 3. Accessibility information Guidance notes on accessibility information Three steps or fewer to a main entrance door of the property: In flatted developments the main entrance would be the flat s own entrance door, not the external door to the communal stair. The three steps or fewer are counted from external ground level to the flat s entrance door. Where a lift is present, the count is based on the number of steps climbed when using the lift. Unrestricted parking within 25 metres: For this purpose, Unrestricted parking includes parking available by means of a parking permit. Restricted parking includes parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking control sign, parking meters or other coin-operated machines. 1. Which floor(s) is the living accommodation on? Ground floor 2. Are there three steps or fewer to a main entrance door of the property? Yes X 3. Is there a lift to the main entrance door of the property? Yes X 4. Are all door openings greater than 750mm? Yes X 5. Is there a toilet on the same level as the living room and kitchen? Yes X 6. Is there a toilet on the same level as a bedroom? Yes X 7. Are all rooms on the same level with no internal steps or stairs? Yes X 8. Is there unrestricted parking within 25 metres of an entrance door to the building? Yes X Ref: 462/18/88 [page 10 of 11]

20 4. Valuation and conveyancer issues This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives an opinion of market value and an estimated reinstatement cost for insurance purposes. Matters for a solicitor or licensed conveyancer It is assumed that the subjects are held on an absolute ownership basis [formerly feudal]. This should be confirmed by your solicitor. In addition to the standard searches and enquiries to be carried out by your solicitor we would recommend that the following matters are confirmed: 1. Statutory consent would have been required for the alterations and extension to the house carried out in 2002 and A service record for the oil fired boiler should be provided. 3. Are there any guarantees for the treatment of woodworm to the roof space timbers? Estimated reinstatement cost for insurance purposes It is recommended that the subjects be insured for a sum of not less than 375,000 [three hundred & seventy five thousand pounds] (to include the garage). This figure is the estimate of the cost of rebuilding the property and bears no direct relationship to the current market value. Valuation and market comments 320,000 [three hundred & twenty thousand pounds] It would appear from recent comparable sales that the market for properties at this value band is improving. Banavie is a popular residential area. Report author John Strachan MRICS Address Samuel & Partners FS Scotland, 44 High Street, Fort William, Scotland, PH33 6AH Signed Electronically prepared by Samuel & Partners Date of report 23 May 2018 Ref: 462/18/88 [page 11 of 11]

21 Terms and Conditions PART 1 - GENERAL 1.1 THE SURVEYORS The Seller has engaged the Surveyors to provide the Single Survey Report. The Seller has also engaged the Surveyors to provide an Energy Report in the format prescribed by the accredited Energy Company. Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser's lender or conveyancer may request that the Surveyors provide general comment on standard appropriate supplementary documentation. In the event of a significant amount of documentation being provided to the Surveyors, an additional fee may be incurred by the Purchaser. Any additional fee will be agreed in writing. If information is provided to the Surveyors during the conveyancing process which materi ally affects the valuation stated in the Report, the Surveyors reserve the right to reconsider the valuation. Where the Surveyors require to amend the valuation in consequence of such information, they will issue an amended Report to the Seller. It is the responsibility of the Seller to ensure that the amended Report is transmitted to every prospective Purchaser. The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who is competent to survey, value and report upon Residential Property l. If the Surveyors have had a previous business relationship within the past two years with the Seller or Agent or relative to the property, they will be obliged to indicate this by ticking the adjacent box. Sellers The Surveyors have a written complaints handling procedure. This is available from the offices of the Surveyors at the address stated. 1.2 THE REPORT The Surveyors will not provide an amended Report on the Property, except to correct factual inaccuracies. The Report will identify the nature and source of information relied upon in its preparation. The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is such that it would be inappropriate to do so. A final decision on whether a loan will be granted rests with the Lender who may impose retentions in line with their lending criteria. The date of condition and value of the property will be the date of inspection. To date, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast, a Single Survey is instructed by the Seller and made available to all potential Purchasers in the expectation that the successful Purchaser will have relied upon it. The Royal Institution of Chartered Surveyors rules requ ire disclosure of any potential conflict of interest when acting for the Seller and the Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and if this is of concern to any party they are advised to seek their own independent advice. The Report and any expressions or assessments in it are not intended as advice to the Seller or Purchaser or any other person in relation to an asking price or any other sales or marketing decisions. The Report is based solely on the Property and is not to be relied upon in any manner whatsoever when considering the valuation or condition of any other property. If certain minor matters are mentioned in the Report it should not be assumed that the Property is free of other minor defects. Neither the whole nor any part of the Report may be published in any way, reproduced or distributed by any party other than the Seiler, prospective purchasers and the Purchaser and their respective professional advisers without the prior written consent of the Surveyors. 1.3 LIABILITY The Report is prepared with the skill and care reasonably to be expected of a competent residential surveyor who is a member of the Royal Institution of Chartered Surveyors. 1 Which shall be in accordance with the current RIGS Valuation Standards (The Red Book) and RIGS Rules of Conduct. Ref: 462/18/88 [Page 1 of 4]

22 The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy) along with these Terms and Conditions (or a complete copy) would (or, as the case might be, would have been) be disclosed and delivered to: the Seller; any person(s) noting an interest in purchasing the Property from the Seller; any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property, whether or not that offer is accepted by the Seller; the Purchaser; and the professional advisers of any of these. The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to the Seller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relation to the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should be aware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, the Surveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Any such Lender relies upon the Report entirely at their own risk. 1.4 INTELLECTUAL PROPERTY All intellectual property rights whatsoever (including copyright) in and to the Report, excluding the headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other party in writing. 1.5 PAYMENT The Surveyors are entitled to refrain from delivering the Report to anyone until the fee and other charges for it notified to the Seller have been paid. Additional fees will be charged for subsequent inspections and Reports. 1.6 CANCELLATION The Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time before the day of the inspection. The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to the Seller) if after arriving at the property, the Surveyor concludes that it is of a type of construction of which the surveyor has insufficient specialist knowledge to be able to provide the inspection satisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, the surveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 as detailed in the (Prescribed Documents) Regulations If there is a potential threat to their health or personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion. In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid by the Seller for the inspection and Report, except for expenses reasonably incurred and any fee due in light of the final paragraph of this section. In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place but before a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% of the agreed fee. 1.7 PRECEDENCE If there is any incompatibility between these Terms and Conditions and the Report, these Terms and Conditions take precedence. 1.8 DEFINITIONS the "Lender" is the party who has provided or intends or proposes to provide financial assistance to the Purchaser towards the purchase of the Property and in whose favour a standard security will be granted over the Property; the "Market Value" is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion; the "Property" is the property which forms the subject of the Report; the "Purchaser" is the person (or persons) who enters into a contract to buy the Property from the Seller; Ref: 462/18/88 [Page 2 of 4]

23 a "prospective Purchaser" is anyone considering buying the Property; the "Report" is the report, of the kind described in Part 2 of these Terms and Conditions and in the form set out in part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents) Regulations 2008; the "Seller" is/are the proprietor(s) of the Property; the "Surveyor" is the author of the Report on the Property; and the "Surveyors" are the firm or company of which the Surveyor is an employee, director, member or partner (unless the Surveyor is not an employee, director, member or partner, when the "Surveyors" means the Surveyor) whose details are set out at the head of the Report. + the "Energy Report" is the advice given by the accredited Energy Company, based on information collected by the Surveyor during the Inspection, and also includes an Energy Performance Certificate, in a Government approved format. PART 2 - DESCRIPTION OF THE REPORT 2.1 THE SERVICE The Single Survey is a Report by an independent Surveyor, prepared in an objective way regarding the condition and value of the Property on the day of the inspection, and who is a member of the Royal Institution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is in the format of th e accredited Energy Company. 2.2 THE INSPECTION The Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible and readily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to the Surveyor. All references to visual inspection refer to an inspection from within the property at floor level and from ground level within the site and adjoining public areas, without the need to move any obstructions. Any references to left or right are taken facing the front of the property. The Inspection is carried out with the Seller's permission, without causing damage to the building or contents. Furniture, stored items and insulation are not moved. Unless identified in the report the Surveyor will assume that no harmful or hazardous materials have been used in the construction. The presence or possible consequences of any site contamination will not be researched. The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspector in completing a Single Survey of properties that may fall within the Control of Asbestos in the Workplace Regulations. In the case of flats it will be assumed that there is a duty holder, as defined in the Regulations and that a Register of Asbestos and effective Management Plan is in place, which does not require any expenditure, or pose a significant risk to health. enquiry of the duty holder will be made. 2.3 THE REPORT The Report will be prepared by the Surveyor who carried out the property inspection and will describe various aspects of the property as defined by the headings of the Single Survey report with the comments being general and unbiased. The report on the location, style and condition of the property, will be concise and will be restricted to matters that could have a material effect upon value and will omit items that, in the Surveyor's opinion, are not significant. If certain minor matters are mentioned, it should not be interpreted that the property is free of any other minor defects. Throughout the report, the following repair categories will be used to give an overall opinion of the state of repair and condition of the property. Ref: 462/18/88 [Page 3 of 4]

24 1. Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. 2. Category 2: Repairs or replacement requiring future attention, but estimates are still advised. 3. Category 1: immediate action or repair is needed. WARNING: If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions when the effect can be considerable. Parts of the property, which cannot be seen or accessed, will not be reported upon and this will be stated. If the Surveyor suspects that a defect may exist within an unexposed area and which could have a material effect upon the value, he may recommend further investigation by specialist contractors. 2.4 SERVICES Surveyors are not equipped or qualified to test the services and therefore no comment can be interpreted as implying that the design, installation and function of the services are in accordance/compliance with regulations, safety and efficiency expectations. However, comment is made where there is cause to suspect significant defects or shortcomings with the installations. tests are made of any services or appliances 2.5 ACCESSIBILITY A section is included to help identify the basic information interested parties need to know to decide whether to view a property. 2.6 ENERGY REPORT A section is included that makes provision for an Energy Report, relative to the property. The Surveyor will collect physical data from the property and provide such data in a format required by an accredited Energy Company. The Surveyor cannot of course accept liability for any advice given by the Energy Company. 2.7 VALUATION AND CONVEYANCER ISSUES The last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). It also contains the Surveyor's opinion both of the market value of the property and of the re-instatement cost, as defined below. "Market Value" is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving at the opinion of the Market Value the Surveyor also makes various standard assumptions covering, for example, vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition of un-inspected parts; the right to use mains services; and the exclusion of curtains, carpets etc. from the valuation. In the case of flats, the following further assumptions are made that: There are rights of access and exit over all communal roadways, corridors, stairways etc. and to use communal grounds, parking areas, and other facilities; There are no particularly troublesome or unusual legal restrictions; * There is no current dispute between the occupiers of the flats or any outstanding claims or losses; and the costs of repairs to the building are shared among the co-proprietors on an equitable basis. Any additional assumption, or any found not to apply, is reported. "Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding the Property in its present form unless otherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees, but excludes VAT (except on the fees). Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluation after a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the market and/or in the physical condition of the Property Ref: 462/18/88 [Page 4 of 4]

25 Property: Aros Cottage Banavie Fort William PH33 7LY Samuel & Partners Generic Valuation Mortgage Valuation Report Customer: Owner: Introducer: Tenure: Standard Ownership (assumed) Date of Inspection: Reference: This Mortgage Valuation Report has been issued as part of The Home Report prepared on the property referred to above. This report and associated Home Report together with the inspection has been carried out in accordance with the RICS Appraisal and Valuation Standards (The Red Book) and the RICS Rules of Conduct. Potential purchasers must not read this report in isolation and your attention is drawn to the additional comments contained in The Single Survey and also the Terms and Conditions of the associated Home Report. This report has been prepared solely for mortgage lenders to consider the property's suitability for mortgage finance. Your attention is also drawn to the fact that neither the whole nor any part of the report or any reference thereto may be included in any document, circular or statement without prior approval in writing as to the form in which it will appear. 1.0 LOCATION The property is located on the outskirts of the town of Fort William. All essential services, amenities and transport links are nearby 2.0 DESCRIPTION 2.1 Age: 1935 Detached house; extended 2002 and CONSTRUCTION Cavity brick or timber frame walls; pitched and slated roof; timber floors 4.0 ACCOMMODATION Ground floor: living, kitchen/diner, sitting, 3 bedrooms, bathroom and a utility First floor: 2 bedrooms (1 en suite) and a bathroom 5.0 SERVICES ( tests have been applied to any of the services) Water: Mains Electricity: Mains Gas: ne Drains: Mains Central Heating: Full oil boiler 6.0 OUTBUILDINGS Garage: Single detached garage Others: 7.0 ne GENERAL CONDITION - A building survey has not been carried out, nor has any inspection been made of any woodwork, services or other parts of the property which were covered, unexposed or inaccessible. The report cannot therefore confirm that such parts of the property are free from defect. Failure to rectify defects, particularly involving water penetration may result in further and more serious defects arising. Where defects exist and where remedial work is necessary, prospective purchasers are advised to seek accurate estimates and costings from appropriate Contractors or Specialists before proceeding with the purchase. Generally we will not test or report on boundary walls, fences, outbuildings, radon gas or site contamination. The property is in a good condition for lending purposes Ref: 462/18/88 [Page 1 of 2]

26 8.0 ESSENTIAL REPAIR WORK (as a condition of any mortgage or, to preserve the condition of the property) ne required as a condition of the mortgage 8.1 Retention recommended: Reflected in the valuation. 9.0 ROADS & FOOTPATHS Have the roads and footpaths adjacent to the property been adopted and maintained by the Local Authority? 10.0 BUILDINGS INSURANCE 375,000 [ X ]YES [ ]NO If, comment to be made in Section 11 GROSS EXTERNAL FLOOR AREA 196 Sq m 11.0 This figure is an opinion of an appropriate sum for which the property and substantial outbuildings should be insured against total destruction on a re-instatement basis assuming reconstruction of the property in its existing design and materials. Furnishings and fittings have not been included. allowance has been included for inflation during the insurance period or during re-construction and no allowance has been made for VAT, other than on professional fees. Further discussions with your insurers is advised. GENERAL REMARKS The alterations and extensions carried out in 2002 and 2016 would have required statutory consent VALUATION On the assumption of vacant possession and that the properly is unaffected by any adverse planning proposals, onerous burdens, title restrictions or servitude rights. It is assumed that all necessary Local Authority consents, which may have been required, have been sought and obtained. investigation of any contamination on, under or within the property has been made as we consider such matters to be outwith the scope of this report. All property built prior to the year 2000 may contain asbestos in one or more of its components or fittings. It is impossible to identify without a test. It is beyond the scope of this inspection to test for asbestos and future occupants should be advised that if they have any concerns then they should ask for a specialist to undertake appropriate tests Market Value in present condition 320,000 Three hundred & twenty thousand pounds 12.2 Market Value on completion of essential works: See remarks in Section 11 of this report Suitable security for normal mortgage purposes? [ X ]YES [ ]NO Signature Electronically signed = John Strachan Surveyor: John Strachan, MRICS Date: 23 May 2018 Surveyor Company: Address: Samuel & Partners, First Surveyors Scotland 44 High Street Fort William, PH33 6AH Telephone: info@samuelandpartners.co.uk Ref: 462/18/88 [Page 2 of 2]

27 You can use this document to: Energy Performance Certificate (EPC) Dwellings Scotland AROS COTTAGE, BANAVIE, FORT WILLIAM, PH33 7LY Dwelling type: Detached house Date of assessment: 21 May 2018 Date of certificate: 23 May 2018 Total floor area: 180 m 2 Primary Energy Indicator: 188 kwh/m 2 /year Reference number: Type of assessment: RdSAP, existing dwelling Approved Organisation: Elmhurst Main heating and fuel: Boiler and radiators, oil You can use this document to: Compare current ratings of properties to see which are more energy efficient and environmentally friendly Find out how to save energy and money and also reduce CO 2 emissions by improving your home Estimated energy costs for your home for 3 years* 4,257 Over 3 years you could save* 588 * based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions See your recommendations report for more information Very energy efficient - lower running costs (92 plus) (81-91) (69-80) (55-68) (39-54 (21-38) (1-20) A B C D E t energy efficient - higher running costs F G Current 59 Potential 72 Energy Efficiency Rating This graph shows the current efficiency of your home, taking into account both energy efficiency and fuel costs. The higher this rating, the lower your fuel bills are likely to be. Your current rating is band D (59). The average rating for EPCs in Scotland is band D (61). The potential rating shows the effect of undertaking all of the improvement measures listed within your recommendations report. Very environmentally friendly - lower CO 2 emissions (92 plus) (81-91) (69-80) (55-68) (39-54 (21-38) (1-20) A B C D E F t environmentally friendly - higher CO 2 emissions G Current 57 Potential 71 Environmental Impact (CO 2 ) Rating This graph shows the effect of your home on the environment in terms of carbon dioxide (CO 2 ) emissions. The higher the rating, the less impact it has on the environment. Your current rating is band D (57). The average rating for EPCs in Scotland is band D (59). The potential rating shows the effect of undertaking all of the improvement measures listed within your recommendations report. Top actions you can take to save money and make your home more efficient Recommended measures Indicative cost Typical savings over 3 years Available with Green Deal 1 Floor insulation (suspended floor) 800-1, Condensing boiler 2,200-3, Solar water heating 4,000-6, A full list of recommended improvement measures for your home, together with more information on potential cost and savings and advice to help you carry out improvements can be found in your recommendations report. The Green Deal may allow you to make your home warmer and cheaper to run at no up-front capital cost. See your recommendations report for more details. THIS PAGE IS THE ENERGY PERFORMANCE CERTIFICATE WHICH MUST BE AFFIXED TO THE DWELLING AND NOT BE REMOVED UNLESS IT IS REPLACED WITH AN UPDATED CERTIFICATE

28 AROS COTTAGE, BANAVIE, FORT WILLIAM, PH33 7LY 23 May 2018 RRN: Recommendations Report Summary of the energy performance related features of this home This table sets out the results of the survey which lists the current energy-related features of this home. Each element is assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars = average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration the condition of an element and how well it is working. Assumed means that the insulation could not be inspected and an assumption has been made in the methodology, based on age and type of construction. Element Description Energy Efficiency Environmental Walls Roof Floor Windows Main heating Main heating controls Secondary heating Hot water Lighting Cavity wall, with internal insulation Timber frame, as built, insulated (assumed) Pitched, 250 mm loft insulation Pitched, insulated (assumed) Roof room(s), insulated Suspended, no insulation (assumed) Suspended, insulated (assumed) Fully double glazed Boiler and radiators, oil Electric storage heaters Programmer, room thermostat and TRVs Manual charge control Room heaters, wood logs From main system Low energy lighting in all fixed outlets The energy efficiency rating of your home Your Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy used for heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall rating for your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and for cooking, a building with a rating of 100 would cost almost nothing to run. As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptions which may be different from the way you use it. The rating also uses national weather information to allow comparison between buildings in different parts of Scotland. However, to make information more relevant to your home, local weather data is used to calculate your energy use, CO 2 emissions, running costs and the savings possible from making improvements. The impact of your home on the environment One of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and power in our homes produces over a quarter of the UK s carbon dioxide emissions. Different fuels produce different amounts of carbon dioxide for every kilowatt hour (kwh) of energy used. The Environmental Impact Rating of your home is calculated by applying these 'carbon factors' for the fuels you use to your overall energy use. The calculated emissions for your home are 39 kg CO 2 /m²/yr. The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment, heating and lighting this home currently produces approximately 7.1 tonnes of carbon dioxide every year. Adopting recommendations in this report can reduce emissions and protect the environment. If you were to install all of these recommendations this could reduce emissions by 2.0 tonnes per year. You could reduce emissions even more by switching to renewable energy sources. Elmhurst Energy Systems RdSAP Calculator v3.05r04 (SAP 9.93) Page 1 of 5

29 AROS COTTAGE, BANAVIE, FORT WILLIAM, PH33 7LY 23 May 2018 RRN: Recommendations Report Estimated energy costs for this home Current energy costs Potential energy costs Heating 3,597 over 3 years 3,171 over 3 years Hot water 381 over 3 years 219 over 3 years Lighting 279 over 3 years 279 over 3 years Totals 4,257 3,669 Potential future savings You could save 588 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of any electricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs show the effect of undertaking all of the recommended measures listed below. Recommendations for improvement The measures below will improve the energy and environmental performance of this dwelling. The performance ratings after improvements listed below are cumulative; that is, they assume the improvements have been installed in the order that they appear in the table. Further information about the recommended measures and other simple actions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on Before carrying out work, make sure that the appropriate permissions are obtained, where necessary. This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certain types of work. Recommended measures Indicative cost Typical saving per year 1 Floor insulation (suspended floor) 800-1, Replace boiler with new condensing boiler 2,200-3, Solar water heating 4,000-6, Solar photovoltaic panels, 2.5 kwp 5,000-8, Rating after improvement Energy Environment D 63 D 61 D 65 D 64 D 66 D 66 C 72 C 71 Green Deal Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicative costs. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also be available for certain households in receipt of means tested benefits. Measures which have an orange tick may need additional finance. To find out how you could use Green Deal finance to improve your property, visit or contact the Home Energy Scotland hotline on Choosing the right improvement package For free and impartial advice on choosing suitable measures for your property, contact the Home Energy Scotland hotline on or go to Page 2 of 5

30 AROS COTTAGE, BANAVIE, FORT WILLIAM, PH33 7LY 23 May 2018 RRN: Recommendations Report About the recommended measures to improve your home s performance rating This section offers additional information and advice on the recommended improvement measures for your home 1 Floor insulation (suspended floor) Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation to prevent dampness; seek advice about this if unsure. Further information about floor insulation is available from many sources including Building regulations generally apply to this work so it is best to check with your local authority building standards department. 2 Condensing boiler A condensing boiler is capable of much higher efficiencies than other types of boiler, meaning it will burn less fuel to heat this property. This improvement is most appropriate when the existing central heating boiler needs repair or replacement, however there may be exceptional circumstances making this impractical. Condensing boilers need a drain for the condensate which limits their location; remember this when considering remodelling the room containing the existing boiler even if the latter is to be retained for the time being (for example a kitchen makeover). Building regulations generally apply to this work and a building warrant may be required, so it is best to check with your local authority building standards department and seek advice from a qualified heating engineer. 3 Solar water heating A solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This can significantly reduce the demand on the heating system to provide hot water and hence save fuel and money. Planning permission might be required, building regulations generally apply to this work and a building warrant may be required, so it is best to check these with your local authority. You could be eligible for Renewable Heat Incentive payments which could appreciably increase the savings beyond those shown on your EPC, provided that both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent). Details of local MCS installers are available at 4 Solar photovoltaic (PV) panels A solar PV system is one which converts light directly into electricity via panels placed on the roof with no waste and no emissions. This electricity is used throughout the home in the same way as the electricity purchased from an energy supplier. Planning permission might be required, building regulations generally apply to this work and a building warrant may be required, so it is best to check with your local authority. The assessment does not include the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on this EPC for solar photovoltaic panels, provided that both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent). Details of local MCS installers are available at Low and zero carbon energy sources Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxide into the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cutting carbon. LZC energy sources present: Biomass secondary heating Your home's heat demand You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing your existing heating system with one that generates renewable heat and, where appropriate, having your loft insulated and cavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. For more information go to Heat demand Existing dwelling Impact of loft insulation Impact of cavity wall insulation Impact of solid wall insulation Space heating (kwh per year) 15,978 N/A N/A N/A Water heating (kwh per year) 2,790 Page 3 of 5

31 AROS COTTAGE, BANAVIE, FORT WILLIAM, PH33 7LY 23 May 2018 RRN: Recommendations Report About this document This Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of ten years. These documents cease to be valid where superseded by a more recent assessment of the same building carried out by a member of an Approved Organisation. The Energy Performance Certificate and this Recommendations Report for this building were produced following an energy assessment undertaken by an assessor accredited by Elmhurst ( an Approved Organisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance of Buildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of this document by visiting and entering the report reference number (RRN) printed at the top of this page. Assessor's name: Mr. John Strachan Assessor membership number: EES/ Company name/trading name: Samuel and Partners Address: 44 High Street Fort William PH33 6AH Phone number: address: john@samuelandpartners.co.uk Related party disclosure: related party If you have any concerns regarding the content of this report or the service provided by your assessor you should in the first instance raise these matters with your assessor and with the Approved Organisation to which they belong. All Approved Organisations are required to publish their complaints and disciplinary procedures and details can be found online at the web address given above. Use of this energy performance information Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are available to view online at with the facility to search for any single record by entering the property address. This gives everyone access to any current, valid EPC except where a property has a Green Deal Plan, in which case the report reference number (RRN) must first be provided. The energy performance data in these documents, together with other building information gathered during the assessment is held on the Scottish EPC Register and is available to authorised recipients, including organisations delivering energy efficiency and carbon reduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertaken in Scotland is also published periodically by the Scottish Government. Further information on these matters and on Energy Performance Certificates in general, can be found at Page 4 of 5

32 AROS COTTAGE, BANAVIE, FORT WILLIAM, PH33 7LY 23 May 2018 RRN: Recommendations Report Opportunity to benefit from a Green Deal on this property Under a Green Deal, the cost of the improvements is repaid over time via a credit agreement. Repayments are made through a charge added to the electricity bill for the property. To see which improvements are recommended for this property, please turn to page 3. You can choose which improvements you want to install and ask for a quote from an authorised Green Deal provider. They will organise installation by an authorised Green Deal installer. If you move home, the responsibility for paying the Green Deal charge under the credit agreement passes to the new electricity bill payer. For householders in receipt of income-related benefits, additional help may be available. To find out more, visit or call Authorised home energy assessment Finance at no upfront cost Choose from authorised installers May be paid from savings in energy bills Repayments stay with the electricity bill payer Page 5 of 5